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Vallejo Smart Growth Tour

Vallejo is an attractive and vibrant waterfront community with a rich history and a promising future. The city's population has increased approximately 47% since 1980, going from 81,000 to the current total of 119,000 (ABAG). Much of this rapid growth has taken place on the city's outskirts in the form of low-density, auto-oriented development that has changed the character of the city. A product of Vallejo's outward sprawl has been the decline of the historic downtown area. In recent years the downtown area has begun to experience a renaissance. This self-guided tour examines some of the downtown developments that are making Vallejo more vibrant and livable, and at the same time helping to alleviate the pressure to develop open spaces on the city's outskirts.

Part of downtown Vallejo's charm is its history. The region that is now the City of Vallejo was chiefly inhabited by Native Americans until the 1840's. In 1850, General Mariano Guadalupe Vallejo donated 156 acres of land and $370,000 to create the new state capital. In 1852, the city of Vallejo became the first capital of the State of California. A few weeks later the capital moved to Sacramento, briefly returned to Vallejo, and then moved on to Benicia. The US Navy set up the first naval installation on the West Coast at Mare Island in 1854. The base had an immense impact on Vallejo until its closure in 1996. Mare Island now stands poised to become an excellent example of smart growth as the base is converted to industrial, commercial and residential uses.

Vallejo is the largest city in Solano County, which has the lowest median home price of all nine Bay Area counties. However, prices are rising rapidly here and throughout the county: recently, Solano County had the biggest percentage rise in the median home price in the Bay Area, which increased by 25 percent from June 2004 to June 2005 (DataQuick Information Systems).

Vallejo's increasing population, historic background, and burgeoning housing market create both challenges and opportunities for smart growth in this changing town.

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The Tour

Ferry Terminal, Georgia Street Extension, and Waterfront Esplanade Mare Island Mariner's Landing Alibi Clock and Georgia Street Improvements Georgia Street Historic Buildings—300 Block Georgia Street Historic Buildings—400 Block Georgia Street Historic Buildings—500 Block Vallejo's Historic Homes Vallejo Performing Arts and Conference Center Empress Theater

The Tour

Start at the Ferry Terminal—the building with blue rounded roofs at the foot of Georgia Street where it ends at Mare Island Way. To the right is a 3-hour parking lot. Parking is available here or in the lot across from the city hall on Santa Clara north of Georgia Street—about 2 blocks from the ferry terminal. Be careful when crossing streets and driveways.

Click on the photos to enlarge them.

1. Ferry Terminal, Georgia Street Extension, and Waterfront Esplanade

Vallejo's excellent ferry service offers a convenient commute. Three high-speed catamaran boats provide service between Vallejo and San Francisco's Ferry Building, Pier 39, and SBC Park.

Georgia Street, the main street of downtown Vallejo, was recently extended to where you are standing, restoring it to its historic length. Formerly, the last few blocks of Georgia had been closed off in a 1960s redevelopment scheme that included construction of the city hall, library and post office. The renewed connection to the waterfront should help in the revival of downtown. In addition to the popular ferry terminal, the city will be constructing a new bus transit center nearby, which will make the downtown a major transit hub for the city.

One current barrier to a vibrant downtown is the large area devoted to surface parking lots for ferry users, which create a poor pedestrian environment. A more space-efficient parking garage is planned, which will free up space for development that can enhance the downtown. There are also plans for better transit service between the ferry and other points in Vallejo and surrounding communities, which could reduce the number of commuter car trips.

Vallejo has created a pleasant waterfront esplanade that attracts walkers, joggers, and bicyclists. There is considerable debate in the community about the level and nature of new residential and commercial development in a pending waterfront development plan and how much public open space should be preserved. Greenbelt Alliance favors well-planned development near major transit centers and hopes that citizens, public officials and developers can agree on a redevelopment plan that will be pedestrian-friendly and help boost transit use and downtown vitality.

Food for thought: What do you envision for Vallejo's waterfront? Now that Georgia Street connects to the waterfront, do you think pedestrians are more likely to walk downtown from the Ferry Terminal?

Walk out on the esplanade so you have a clear view across the channel to Mare Island.

2. Mare Island

Over the years, the shipyards built and repaired sailing ships, steamships, and modern naval vessels, including nuclear powered submarines. During World War II, the base employed up to 46,000 people. The base closed in 1996. The City of Vallejo prepared a reuse plan for Mare Island in 1994, but complex procedures and the slow pace of toxic cleanup have caused the process to go much more slowly than anticipated. New development is now occurring, and the City of Vallejo has an excellent opportunity to redevelop Mare Island as a model smart growth community. Some sites will continue to have government functions (such as an Army Reserve training area and a wildlife refuge), while others will accommodate industries, offices, schools, and homes. Touro University has located its College of Health Science and Osteopathy Medicine at Mare Island and hopes to expand significantly over the next decade.

There are almost 1,000 buildings on the island, and a number of important buildings will form a 60-acre historic core next to the waterfront. About 47,000 square feet of museum and ship exhibits will be operated by the Mare Island Historic Park Foundation. Eventually, Lennar Mare Island, the developer, hopes to lease out 7 million square feet of industrial and commercial space. Lennar also has plans to create 1,400 homes by reusing existing structures and constructing new ones. The housing will include single family homes, town homes, apartments, and live/work space. The city plans new urban-style neighborhoods with a mix of housing, shops, and other uses. This type of neighborhood, called mixed-use development, will allow residents to walk to work, restaurants, and stores.

Some downtown merchants and others are concerned that the focus on Mare Island redevelopment could cause the city to give short shrift to the needs of downtown. However, if done properly, the base could become an exemplary smart growth community, and its close proximity to downtown (historically a very short ferry ride) could enhance the commercial and cultural revival of downtown.

Food for thought: Do you believe the redevelopment plans will help or hinder downtown revitalization? How could the City ensure that both areas will benefit from Mare Island's redevelopment?

Walk south down Mare Island Way (with the water on your right), either along the waterfront esplanade or on the sidewalk next to the street. Cross to the left at the traffic signal at Maine Street.

3. Mariner's Landing

On the southwest corner there is a somewhat recent multi-family housing development on the left, called Mariner's Landing, that puts residents in close proximity to downtown and the ferry. This could help reduce auto use by giving residents the option to walk, bike, or take transit. However, note the walls and the security gate on the Maine Street side, a design that creates an uninviting pedestrian atmosphere.

Food for thought: Is this the type of housing development you want to see on the waterfront or in downtown Vallejo? If you were the designer of Mariner's Landing, what would it look like?

Continue up Maine Street away from the water to the stop sign, where you will turn left on Santa Clara, noting the auto-oriented commercial development. When you return to Georgia Street, cross the street and turn right. As you walk up Georgia Street you can see the unremarkable modern buildings that were added in the 1960s. Walk just past Sacramento to the distinctive Alibi Clock in the middle of the sidewalk in front of #316.

4. Alibi Clock and Georgia Street Improvements

This famous (or some would say "notorious") clock was built in Boston in 1914 and originally stood in front of Burnett Brothers Jewelry on Market Street in San Francisco. It is famous for a 1916 incident in which two labor radicals were apparently falsely accused for a bombing on San Francisco Preparedness Day in which 10 people were killed. A photograph of one of the accused with the clock and its time in evidence seemed to prove that he could not have been at the bombing site. The two were nonetheless convicted in a case that garnered national attention. Many thought the guilty verdict was related to the accused's involvement with the labor movement, and the men were only pardoned many years later. In 1932 the clock was moved to the front of a Georgia Street jewelry store here in Vallejo, and in 1984 it was moved down the street to its current location.

Look around at the public space. Vallejo has carried out many of the improvements and traffic calming measures that urban designers prescribe for making a pleasant Main Street. These include wider sidewalks, parallel parking (providing a buffer between moving traffic and pedestrians on the sidewalk), benches, planting urns, old-style street lamps, sidewalks that bulb out at intersections to make crossing easier, good pedestrian crossing signals, well-marked crosswalks, new waste receptacles, and colorful banners.

Food for thought: What is the effect of the street improvements in downtown Vallejo? As a pedestrian, do you feel safer when there is a buffer of parallel parking, or does this detract from the aesthetic of downtown?

Not many years ago, Georgia Street was characterized by run-down buildings, vacant storefronts, and a general feeling of emptiness and decay. However, major strides have recently been made in downtown revitalization. Many of the historic buildings have had major façade restoration, and are now in use, adding considerable charm to the street. There is more commercial activity and more people are on the street.

The scene is particularly lively during the Saturday farmers' market.

5. Georgia Street Historic Buildings—300 Block

Across the street, note the handsome building at 329 Georgia Street, particularly the upper floors above the Payless Waterbed store.

On this side, just a bit further along at 332, is the imposing former bank building with its stone façade cleaned up and apparently now housing offices. Vallejo is a treasure trove of such buildings.

Another is just up the street (on the opposite or south side) at 337-39 with wonderful decorative friezes between the second and third floor bay windows. The building has been restored to provide shop fronts below and apartments on the upper floors.

Adjacent to the former bank, on this side at 336-38 Georgia, is the oldest downtown commercial building in Vallejo, dating back to 1863. Thanks to a careful renovation it has gained a new lease on life, with 3000 square feet of commercial space and five loft apartments above. At 340 is the Pieced on Earth shop, another renovated historic space that will have two loft apartments upstairs.

Mixed-use buildings are features of traditional downtowns that are coming back into favor in many communities. Mixed-use design uses land efficiently, for example, by stacking housing over retail. A variety of uses (retail, office, residential) gives people the convenience of home, work, and shopping close together. Compare this to the single-use style of development that became popular after World War II, in which homes, stores, schools and places of work were all widely separated from each other, making the automobile a necessity for all trips. This design is particularly hard on those who are unable to drive.

Food for thought: How do you feel about mixed-use development? Would you consider living in an apartment or condominium located above a store? Do you think this type of development could allow residents to live without a car? Could fewer parking spaces be required for such developments?

Continue walking up Georgia Street.

As you head up the street from here note the Independent Order of Odd Fellows (IOOF) building at 342-50 (at the corner) with its impressive stained glass windows on the second floor.

At Georgia and Marin streets notice the interesting paving in the middle of the intersection.

Cross Marin Street and continue walking up Georgia.

6. Georgia Street Historic Buildings—400 Block

Note on this side the antique store and beautiful façade at 418.

The next set of buildings at 428-436 are also being restored. This was the former Golden State Lodge of the IOOF (Independent Order of Odd Fellows). The two adjoining buildings were erected in 1917 and 1930 and housed the Crowley and Condon department store, an important downtown business anchor for many years. Vallejo resident and antiques merchant Bill Neads purchased the property in 2000. He is currently renovating the unique structure to provide commercial space, and is restoring a treasured 600-seat concert hall upstairs.

Across the street at 431 is a building called "Redmen's Hall," featuring sculpted faces of Native Americans between the second floor windows. The beautiful third floor windows have columns and decorated arches. The brickwork is particularly fine.

At 437 Georgia, just to the left of 431, is the first live-work space in downtown Vallejo following the passage of a 2001 ordinance encouraging such reuse of commercial spaces downtown. Thomas Wojak relocated his screen-printing workshop and gallery, the W.O.R.K.S., from downtown San Francisco in 2002 after extensively renovating an abandoned building. Now his studio and workspace are in the front and his living quarters are in the rear. One advantage of live-work space is the potential to reduce or eliminate the need for commutes.

Food for thought: Apart from the elimination of commutes, what are some other benefits of live-work space?

While walking up the street you may have noticed the variety of commercial establishments including antiques, jewelry, arts and crafts, delis and cafes, and other kinds of retail and services. The downtown area is also home to civic buildings such as the city hall, a library, a central post office, and the police and fire departments. For the most part, you will not see big national chain stores here. Main Streets in many cities throughout the region and the country have become destinations by emphasizing special, locally-owned retail and eating establishments—something not found in most suburban shopping centers.

Food for thought: How do you feel about national chains such as Gap and Starbucks in traditional downtown areas? Would such stores be good for downtown Vallejo? Would national chains encourage you to come downtown more often? What would the effects be on family-owned businesses located downtown?

At the corner of Sonoma, both sides feature renovated, handsome mixed use buildings. The one on the left at 444 Georgia is the former Charles Hotel.

Cross right and left to the furthest corner to continue up the opposite side of Georgia Street.

7. Georgia Street Historic Buildings—500 Block

At 515 is Helen Lyall, an upscale dress shop that has been here for many years.

Beyond this at 541-43 is a nicely restored building with lovely green tile that now hosts a Pilates studio. And beyond this at 545 are the attractive Kimberly Apartments. Across the street is another impressive older apartment building that has recently been renovated, indicating that interest in living downtown seems to be on the rise.

Downtown Vallejo is already starting to make a remarkable comeback, but there is much more in store. The city is about to embark on a public/private partnership with Triad Communities for a downtown plan that will further renovate and reuse historic buildings while adding a variety of homes on currently underutilized lots. More downtown residents will help invigorate businesses and cultural activities. Public infrastructure including streets, sidewalks and parks will also be upgraded. Garages will replace surface parking lots that use land inefficiently and are not pedestrian-friendly. This plan is an excellent example of smart growth and we look forward to its implementation.

Turn left (north) up Sutter Street and go up the hill, noting immediately that there are numerous historic homes in this district, many of which have been lovingly restored. You could wander around the historic residential districts in the hills north of Georgia Street as your time and energy permit. We suggest that you walk up Sutter four blocks, turn right on Capitol, and walk about a block to the crest of the hill.

8. Vallejo's Historic Homes

You will be rewarded by a huge and unique Swiss chalet/classical house at 728 Capitol with handsome carved brackets under the eaves. It was designed by renowned Berkeley architect Julia Morgan, who is best known for the Hearst Castle in San Simeon.

To the right is an interesting old Victorian house at 740.

Food for thought: What elements give this neighborhood its unique character? Do you feel the preservation of these historic homes is important for Vallejo?

You may have noticed the relative absence of garages and driveways in this block. This is because the homes are served by alleys in the middle of the block. A style of design called New Urbanism is reviving this traditional pattern to emphasize the importance of the pedestrian. By contrast, many recent new housing developments feature a wide garage pushing out towards the street, virtually hiding the front door, prioritizing cars instead of people on foot.

Walk just a few steps past the crest.

You will have a view far out to the west where sprawl development is marching up the hillsides. The Bay Area is losing working farms and natural areas to sprawl at an alarming rate. Revitalization and more efficient use of urbanized areas provide a sensible alternative that can save open space and also create more livable, sustainable communities.

After enjoying the view and contemplating Vallejo's future, go back down Capitol; keep going straight after carefully crossing Sutter and then take the pedestrian stairway down.

Many Bay Area cities used to build pedestrian stairways and paths that served as a connection to transit lines or an emergency escape route. They are now being rediscovered by walking enthusiasts.

Stop when you get to the next street, Sonoma.

Note the handsome Casa de Vallejo Spanish Mission revival building at the southwest corner. Formerly a hotel and a YMCA, it is now a six-story senior center, a very urban building, but not out of place with the single- family-home neighborhood we have passed through. It is interesting to see how quickly Vallejo can transition from Main Street to residential neighborhoods, emphasizing the convenience of living close to downtown.

At the next block down Capitol, turn left, and you will reach the entrance to the Vallejo Naval and Historical Museum at 734 Marin.

If it is open and you have time, this is a fascinating place to learn about the long history of the US Naval Shipyards in Vallejo, a history intimately linked with that of the city. You will also note that the rich treasure of historic commercial buildings extends well beyond Georgia Street.

After exiting the museum, turn left on Marin.

9. Vallejo Performing Arts and Conference Center

Another historic building is the former Masonic Temple just down the block at the northeast corner of Virginia and Marin, now being restored as the Vallejo Performing Arts and Conference Center. It offers offices, ballrooms for parties and events, a dance studio and other uses.

Turn right on Virginia.

10. Empress Theatre

As you walk along Virginia, you will pass the Empress Theatre, a historic and recently restored building. The theatre was built in 1911 and is a registered City of Vallejo historic landmark. It closed in the mid-1960s and, following a restoration in the early 1980s, it reopened but was forced to close yet again due to the need for seismic retrofit. Triad Communities, the developer for the downtown plan, oversaw the renovation of the 600-seat theater. It is now open, and is managed as a non-profit venue by the Vallejo Community Arts Foundation, which plans concerts, theater performances, movies and community events.

Across the street where there is now a surface parking lot, the new downtown plan calls for new shops and residences that will help reinvigorate the budding arts and entertainment district. Parking will be more efficiently located in garages.

Food for thought: What are the elements of a successful downtown?

This concludes the walking tour. To return to the starting point, take the first left at Sacramento and then go right down Georgia Street a few blocks to the ferry terminal.